419 Mcarthur Blvd · Elk City, OK 73644

$95,000

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 86 Days on market

Built 1950 7,018 sqft lot Est $86k · 11% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.0/30.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home Is Stunning, Clean, And Move In Ready! This Three Bedroom Home Is Located At 419 McArthur Blvd, Elk City, OK 73644. Original Hardwood Flooring Has Been Beautifully Refinished, Fresh Paint, New Fixtures, And More! Rotary Park Is Just Across The Alley. There Is A Covered Porch And One Car Carport, The Garage Was Converted To A Bedroom, But Some Of It Was Also Left To Use For Storage. In The Backyard You'll Find An Outdoor Storm Shelter And Covered Patio. Schedule Your Private Showing Today! Seller Is Willing To Entertain Buyer's Closing Costs With A Good Offer.

Key facts

• Hardwood flooring
• Natural lighting
• Tiled flooring

Tags

• REMODELED HOME
• OPEN LAYOUT
• HARDWOOD FLOORING
• ARCH DOORWAYS
• NATURAL LIGHTING
• TILED FLOORING

Property features AI

Finance

• Other: Property located in Washington Heights addition; Lot features: Other
• Financial info: Current price listed (see listing for amount)
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt (homestead status applied)
• Home design: Single-family residence; One story; South-facing; Existing property
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Below-ground storm shelter

Interior

• Kitchen: Free‑standing electric range and oven
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (8.8% below list).
• Recommended offer: $87k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Elk City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Ies (math 21% / reading 14%, grade F, #186 of 345 statewide, top 55%, 434 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,667 (8.8% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $85,920
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 N Washington Ave	0.12mi	2/1.0	900 (+1%)	15mo	$115,000	$128	81
415 Eisenhower Blvd	0.07mi	3/1.0 (+1)	1,012 (+13%)	1mo	$97,000	$96	70
906 Halsey Dr	0.15mi	3/1.0 (+1)	970 (+8%)	12mo	$92,000	$95	64
116 Blackburn Blvd	0.44mi	2/1.0	936 (+5%)	13mo	$55,000	$59	62
150 Herring Dr	0.42mi	3/1.5 (+1)	926 (+4%)	11mo	$99,900	$108	58
403 Hoover Cir	0.73mi	3/1.0 (+1)	884 (-1%)	15mo	$105,000	$119	46
719 N Walker Ave	0.23mi	2/1.0	760 (-15%)	22mo	$35,150	$46	46
320 Hoover Cir	0.68mi	3/1.0 (+1)	934 (+4%)	17mo	$107,000	$115	42
420 N Howard Ave	0.52mi	3/1.0 (+1)	1,008 (+13%)	10mo	$18,500	$18	41
189 Helen Hocker St	0.56mi	3/1.0 (+1)	989 (+10%)	14mo	$52,000	$53	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-12,364
• Equity at exit: $14,165

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-6,861
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73644

• Home prices YoY: -24.0%
• Active inventory: 125
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $48

Break-even live

Break-even rent $806

Max offer price $95,000

Occupancy floor 90%

Sensitivity live

Price	-10% $101	-5% $74	+0% $48	+5% $21	+10% $-6
Rent	-10% $-21	-5% $13	+0% $48	+5% $82	+10% $116
Rate	-1.0pp $95	-0.5pp $72	base $48	+0.5pp $23	+1.0pp $-2

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $95,000 Active 86 DOM
2. 2026-06-21
   days on market $95,000 Active 85 DOM
3. 2026-06-18
   days on market $95,000 Active 83 DOM
4. 2026-06-17
   days on market $95,000 Active 82 DOM
5. 2026-06-16
   days on market $95,000 Active 81 DOM
6. 2026-06-15
   days on market $95,000 Active 80 DOM
7. 2026-06-13
   days on market $95,000 Active 78 DOM
8. 2026-06-12
   days on market $95,000 Active 77 DOM
9. 2026-06-09
   days on market $95,000 Active 74 DOM
10. 2026-06-08
    days on market $95,000 Active 73 DOM
11. 2026-06-08
    days on market $95,000 Active 72 DOM
12. 2026-06-07
    days on market $95,000 Active 71 DOM
13. 2026-06-04
    days on market $95,000 Active 68 DOM
14. 2026-06-02
    days on market $95,000 Active 67 DOM
15. 2026-06-01
    days on market $95,000 Active 66 DOM
16. 2026-05-31
    days on market $95,000 Active 65 DOM
17. 2026-04-30
    status Active
18. 2026-03-26
    status Pending
19. 2026-02-20
    listed $95,000 Active
20. 2023-04-20
    soldstatus $119,900 Closed 575-char remark

    Show marketing remark (575 chars)

    This Home Is Stunning, Clean, And Move In Ready! This Three Bedroom Home Is Located At 419 McArthur Blvd, Elk City, OK 73644. Original Hardwood Flooring Has Been Beautifully Refinished, Fresh Paint, New Fixtures, And More! Rotary Park Is Just Across The Alley. There Is A Covered Porch And One Car Carport, The Garage Was Converted To A Bedroom, But Some Of It Was Also Left To Use For Storage. In The Backyard You'll Find An Outdoor Storm Shelter And Covered Patio. Schedule Your Private Showing Today! Seller Is Willing To Entertain Buyer's Closing Costs With A Good Offer.

21. 2023-04-20
    soldstatus $119,900

    Show marketing remark (575 chars)

    This Home Is Stunning, Clean, And Move In Ready! This Three Bedroom Home Is Located At 419 McArthur Blvd, Elk City, OK 73644. Original Hardwood Flooring Has Been Beautifully Refinished, Fresh Paint, New Fixtures, And More! Rotary Park Is Just Across The Alley. There Is A Covered Porch And One Car Carport, The Garage Was Converted To A Bedroom, But Some Of It Was Also Left To Use For Storage. In The Backyard You'll Find An Outdoor Storm Shelter And Covered Patio. Schedule Your Private Showing Today! Seller Is Willing To Entertain Buyer's Closing Costs With A Good Offer.

22. 2023-03-08
    status Pending 575-char remark

    Show marketing remark (575 chars)

    This Home Is Stunning, Clean, And Move In Ready! This Three Bedroom Home Is Located At 419 McArthur Blvd, Elk City, OK 73644. Original Hardwood Flooring Has Been Beautifully Refinished, Fresh Paint, New Fixtures, And More! Rotary Park Is Just Across The Alley. There Is A Covered Porch And One Car Carport, The Garage Was Converted To A Bedroom, But Some Of It Was Also Left To Use For Storage. In The Backyard You'll Find An Outdoor Storm Shelter And Covered Patio. Schedule Your Private Showing Today! Seller Is Willing To Entertain Buyer's Closing Costs With A Good Offer.

23. 2022-12-08
    listed $119,900 Active 575-char remark

    Show marketing remark (575 chars)

    This Home Is Stunning, Clean, And Move In Ready! This Three Bedroom Home Is Located At 419 McArthur Blvd, Elk City, OK 73644. Original Hardwood Flooring Has Been Beautifully Refinished, Fresh Paint, New Fixtures, And More! Rotary Park Is Just Across The Alley. There Is A Covered Porch And One Car Carport, The Garage Was Converted To A Bedroom, But Some Of It Was Also Left To Use For Storage. In The Backyard You'll Find An Outdoor Storm Shelter And Covered Patio. Schedule Your Private Showing Today! Seller Is Willing To Entertain Buyer's Closing Costs With A Good Offer.

24. 2011-06-16
    soldstatus $75,000
25. 2005-04-20
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,400
• − Mortgage interest: −$5,321
• − Property taxes: −$1,192
• − Insurance: −$475
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,764
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $815/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing A Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+216.7% since first listed

9 events — show timeline

• 2026-04-30 Relisted — MLSOK
• 2026-03-26 Pending — MLSOK
• 2026-02-20 Listed $95,000 MLSOK
• 2023-04-20 Sold (Public Records) $119,900 Public Records
• 2023-04-20 Sold (MLS) $119,900 MLSOK
• 2023-03-08 Pending — MLSOK
• 2022-12-08 Listed $119,900 MLSOK
• 2011-06-16 Sold (Public Records) $75,000 Public Records
• 2005-04-20 Sold (Public Records) $30,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,192 · -7.2% YoY. Source: county tax records.